Official guidance to check alongside this comparison: GOV.UK licensing guidance for England and WalesPlanning Portal introductory change-of-use guidance for England
How to use this comparison
The entries below were selected because their official pages describe a service relevant to this guide. They are listed alphabetically, with sources for scope and coverage. This is a starting point for provider research, not a performance ranking or an exhaustive market list. Fees and availability must be confirmed directly.
Pearl Lemon Properties publishes this guide and offers the acquisition services linked below. We have a commercial interest in enquiries. The provider list does not imply a partnership or endorsement.
Provider services at a glance
Compare the role and coverage first, then check fees and exclusions in the provider details below. On a small screen, swipe the table sideways.
| Provider | Role | Published scope | Coverage |
|---|---|---|---|
| Hive Construction NW Ltd | Regional conversion and refurbishment contractor | Advertises HMO conversions and property refurbishment | North West England |
| HMO Designers | Design and project coordination | Feasibility, layout design, planning and technical coordination; construction management through a builder network | UK nationwide, as advertised; confirm property coverage |
| RCB Design and Build | HMO conversion contractor | Residential HMO conversion, layout changes, fire compartmentation, kitchens, bathrooms and mechanical/electrical upgrades | London |
What to check with each provider
Hive Construction NW Ltd
Hive identifies HMO conversions alongside refurbishment and other construction services in the North West. Confirm the specific HMO experience, design responsibilities, application support and works scope relevant to your proposed property.
Ask before instructing: What similar conversion work can you inspect, and what remains outside the quotation?
Fees: Confirm directly: request a property-specific quotation, VAT, exclusions, payment stages and variation terms.
Official service information: Hive Construction NW Ltd · Checked
HMO Designers
HMO Designers describes feasibility, design, planning and technical stages, with construction coordinated through a builder network. Clarify the design appointment and who separately contracts for the building work. Its advertised approval rates and project outcomes are not independently verified here.
Ask before instructing: Who signs off feasibility assumptions and who contracts with the builder?
Fees: Confirm directly: request a property-specific quotation, VAT, exclusions, payment stages and variation terms.
RCB Design and Build
RCB advertises residential HMO conversion works across London. Compare its proposed scope and handover documentation with your property requirements; do not treat an advertised compliance statement as evidence that permission or a licence has been granted.
Ask before instructing: Which applications, professional appointments and handover documents are included or excluded?
Fees: Confirm directly: request a property-specific quotation, VAT, exclusions, payment stages and variation terms.
Official service information: RCB Design and Build · Checked
Before buying a conversion opportunity
Separate layout potential from permission to use the property as proposed. Commission appropriate property-specific advice before committing: condition, intended use, planning, licensing, technical design and funding can change whether the scheme is viable.
Planning Portal's introductory England guidance recommends confirming intended-use permission requirements with the local planning authority before buying or starting work. GOV.UK's England and Wales licensing guidance directs owners to check licence requirements with their council, including for smaller HMOs. Different UK jurisdictions require their own checks; this comparison is not legal advice.
- What is the property's current lawful use and proposed use?
- Which council and professional checks remain outstanding?
- Is the intended room layout supported by a measured survey and professional design?
- What happens to the acquisition decision if conversion is not feasible?
Compare like for like quotations
Ask providers to price the same documented scope. Separate design and application fees, construction, utilities, furnishing, professional appointments and contingency. A lower headline quote is not a lower total project cost if it omits required work.
Agree variation approvals, payment milestones, programme assumptions, defects arrangements and handover documents in writing. Forecast rents, letting dates and refinance values are assumptions, not guaranteed outcomes.
- Which works and costs are provisional or excluded?
- Who obtains approvals and who verifies completion?
- Who pays for delays or changes to the agreed scope?
- What operating, finance and vacancy costs arise before letting?
Acquisition support is separate from building work
Pearl Lemon's HMO service concerns property sourcing and acquisition support. A contractor, designer, solicitor, surveyor, lender or managing agent needs its own appropriate appointment. Buying a property and delivering a conversion are separate decisions; clarify responsibility before proceeding.
Acquisition support from Pearl Lemon Properties
Share your location, total budget, funding readiness and timing. Tell us whether you are assessing a particular property or looking for acquisition support; contractor-only enquiries should go to the relevant provider.
- HMO property sourcing and acquisition support
Discuss the buying brief with Pearl Lemon; appoint conversion professionals separately.
Looking to buy an HMO conversion opportunity?
Share your location, total budget, funding readiness and timing. Tell us whether you are assessing a particular property or looking for acquisition support; contractor-only enquiries should go to the relevant provider.
Pearl Lemon offers acquisition support, not building work, management or regulated mortgage advice.